359 Lakeview Ave · Battle Creek, MI 49015

$191,900

4 bd · 1.5 ba · 1,651 sqft · SingleFamily public records · 40 Days on market

Built 1920 6,316 sqft lot $116/sqft · 15% above area Est $168k · 15% over

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +17.6/30.0
• DSCR +5.5/10.0
• Rent growth +5.0/5.0
• 1% rule +4.3/10.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in one of the most sought-after school districts in Battle Creek, this centrally located home offers the perfect combination of comfort, space, and convenience. Just minutes from shopping centers, grocery stores, and everyday essentials, the location truly stands out. This spacious property features generously sized bedrooms with large closets--an increasingly rare find--providing both comfort and functionality for today's lifestyle. The layout offers an open and inviting feel, ideal for both everyday living and entertaining. Whether you're looking for a primary residence or a smart investment in a high-demand area, this home presents an exceptional opportunity you don't want to miss.

Key facts

• Centrally located
• Large closets
• 6,316 sq ft lot

Tags

• SOUGHT-AFTER SCHOOL DISTRICTS
• CENTRALLY LOCATED
• MINUTES FROM SHOPPING CENTERS
• GENEROUSLY SIZED BEDROOMS
• LARGE CLOSETS
• OPEN AND INVITING FEEL

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $192k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (6.9% below list).
• Recommended offer: $179k (6.9% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 5.2% in Battle Creek — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#198 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities C-, crime F.
• Lakeview School District (Calhoun) (urban): math 28% / reading 40% proficiency, ranked #291 of 540 in MI (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+11.1%/yr); 165 active listings in the ZIP; 132 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Calhoun County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $54k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 29y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $143k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $178,695 (6.9% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.37%
• DSCR: 1.15
• GRM: 8.9

CMA / ARV

• ARV (median comp): $167,593
• List price: $191,900
• Delta: 14.50%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
258 Surby Ave	0.14mi	4/1.0	1,559 (-6%)	2mo	$203,000	$130	80
15 Pioneer St	0.31mi	3/1.0 (-1)	1,697 (+3%)	1mo	$235,000	$138	73
116 W Territorial Rd W	0.39mi	4/2.0	1,741 (+6%)	5mo	$80,000	$46	67
27 Phelps Ave	0.67mi	4/2.0	1,642 (-0%)	3mo	$150,000	$91	64
49 N La Vista Blvd	0.63mi	3/1.0 (-1)	1,660 (+0%)	4mo	$205,000	$123	60
50 Pleasant Ave	0.69mi	3/2.0 (-1)	1,644 (-0%)	2mo	$165,000	$100	58
32 Golden Ave	0.56mi	3/2.5 (-1)	1,608 (-3%)	4mo	$279,000	$174	58
22 N La Vista Blvd	0.55mi	3/2.0 (-1)	1,580 (-4%)	4mo	$240,000	$152	57
227 Eldred St	0.62mi	3/2.5 (-1)	1,717 (+4%)	2mo	$175,000	$102	54
552 Wentworth Ave	0.28mi	3/2.0 (-1)	1,434 (-13%)	5mo	$174,500	$122	54
105 Summer St	0.42mi	4/1.0	1,408 (-15%)	0mo	$198,000	$141	53
83 N Lavista Blvd	0.75mi	3/2.0 (-1)	1,780 (+8%)	6mo	$163,600	$92	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.78×
• Total profit: $-12,055
• Equity at exit: $28,613

10-year hold

• IRR: 8.9%
• Equity multiple: 1.83×
• Total profit: $44,807
• Equity at exit: $16,592

Cash invested: $53,732 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 49015

• Rents YoY: 11.1%
• Active inventory: 165
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,787 medium
• Mortgage (P&I): −$1,006
• Tax from tax record: −$174 /mo · $2,094/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $151

Break-even live

Break-even rent $1,596

Max offer price $191,900

Occupancy floor 87%

Sensitivity live

Price	-10% $260	-5% $205	+0% $151	+5% $97	+10% $42
Rent	-10% $10	-5% $80	+0% $151	+5% $221	+10% $292
Rate	-1.0pp $248	-0.5pp $200	base $151	+0.5pp $101	+1.0pp $51

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $47,975
• Closing costs: $5,757
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-05-01
   price $191,900 701-char remark

   Show marketing remark (701 chars)

   Located in one of the most sought-after school districts in Battle Creek, this centrally located home offers the perfect combination of comfort, space, and convenience. Just minutes from shopping centers, grocery stores, and everyday essentials, the location truly stands out. This spacious property features generously sized bedrooms with large closets--an increasingly rare find--providing both comfort and functionality for today's lifestyle. The layout offers an open and inviting feel, ideal for both everyday living and entertaining. Whether you're looking for a primary residence or a smart investment in a high-demand area, this home presents an exceptional opportunity you don't want to miss.

2. 2026-05-01
   price $191,900 701-char remark

   Show marketing remark (701 chars)

   Located in one of the most sought-after school districts in Battle Creek, this centrally located home offers the perfect combination of comfort, space, and convenience. Just minutes from shopping centers, grocery stores, and everyday essentials, the location truly stands out. This spacious property features generously sized bedrooms with large closets--an increasingly rare find--providing both comfort and functionality for today's lifestyle. The layout offers an open and inviting feel, ideal for both everyday living and entertaining. Whether you're looking for a primary residence or a smart investment in a high-demand area, this home presents an exceptional opportunity you don't want to miss.

3. 2026-05-01
   price $191,900

   Show marketing remark (701 chars)

   Located in one of the most sought-after school districts in Battle Creek, this centrally located home offers the perfect combination of comfort, space, and convenience. Just minutes from shopping centers, grocery stores, and everyday essentials, the location truly stands out. This spacious property features generously sized bedrooms with large closets--an increasingly rare find--providing both comfort and functionality for today's lifestyle. The layout offers an open and inviting feel, ideal for both everyday living and entertaining. Whether you're looking for a primary residence or a smart investment in a high-demand area, this home presents an exceptional opportunity you don't want to miss.

4. 2026-04-17
   listed $194,900 Active 701-char remark

   Show marketing remark (701 chars)

   Located in one of the most sought-after school districts in Battle Creek, this centrally located home offers the perfect combination of comfort, space, and convenience. Just minutes from shopping centers, grocery stores, and everyday essentials, the location truly stands out. This spacious property features generously sized bedrooms with large closets--an increasingly rare find--providing both comfort and functionality for today's lifestyle. The layout offers an open and inviting feel, ideal for both everyday living and entertaining. Whether you're looking for a primary residence or a smart investment in a high-demand area, this home presents an exceptional opportunity you don't want to miss.

5. 2026-04-17
   listed $194,900 Active 701-char remark

   Show marketing remark (701 chars)

   Located in one of the most sought-after school districts in Battle Creek, this centrally located home offers the perfect combination of comfort, space, and convenience. Just minutes from shopping centers, grocery stores, and everyday essentials, the location truly stands out. This spacious property features generously sized bedrooms with large closets--an increasingly rare find--providing both comfort and functionality for today's lifestyle. The layout offers an open and inviting feel, ideal for both everyday living and entertaining. Whether you're looking for a primary residence or a smart investment in a high-demand area, this home presents an exceptional opportunity you don't want to miss.

6. 2026-04-17
   listed $194,900 Active

   Show marketing remark (701 chars)

   Located in one of the most sought-after school districts in Battle Creek, this centrally located home offers the perfect combination of comfort, space, and convenience. Just minutes from shopping centers, grocery stores, and everyday essentials, the location truly stands out. This spacious property features generously sized bedrooms with large closets--an increasingly rare find--providing both comfort and functionality for today's lifestyle. The layout offers an open and inviting feel, ideal for both everyday living and entertaining. Whether you're looking for a primary residence or a smart investment in a high-demand area, this home presents an exceptional opportunity you don't want to miss.

7. 2022-01-03
   soldstatus $143,000
8. 2021-12-21
   soldstatus $143,000 Sold
9. 2021-12-21
   soldstatus $143,000 Sold
10. 2021-11-17
    status Pending
11. 2021-11-17
    status Pending
12. 2021-11-09
    price $142,000
13. 2021-11-08
    price $142,000
14. 2021-10-27
    price $147,000
15. 2021-10-26
    price $147,000
16. 2021-10-08
    listed $156,500 Active
17. 2021-10-08
    listed $156,500 Active
18. 2021-10-08
    listed $142,000
19. 2018-02-02
    soldstatus $61,000
20. 2007-04-25
    soldstatus $98,000
21. 1997-07-16
    historical
22. 1997-07-16
    historical
23. 1997-04-23
    listed $70,000
24. 1997-04-23
    listed $70,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $2,094 · $174/mo
• Projected year-2 tax: $2,525 · $210/mo
• Expected delta: +$431/yr (+$36/mo · 20.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,443
• − Mortgage interest: −$10,749
• − Property taxes: −$2,094
• − Insurance: −$960
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − Depreciation: −$5,583
• Taxable loss: −$1,373
• Est. tax savings @ 24.0%: +$329
• After-tax cash flow: $2,140/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Lakeview School District (Calhoun)
• NCES district ID: 2620850
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 40% ▼ -6.00%
• Median HH income: $52,353
• Composite: 29.7/100
• National rank: #6455
• State rank: #291 of 540 in MI

Livability — Battle Creek

• Score: 73/100
• State rank: #198
• US rank: #5031

Category grades

Amenities C- Commute A Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Battle Creek, MI
• County: Calhoun County · 91,590 people
• City population: 91,590
• Metro: Battle Creek, MI
• Population (ZIP): 27,765
• Household income: $68,821
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 755.0

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 130,157 people
• By 2030: 126,691 · -2.7%
• By 2040: 118,517 · -8.9%
• By 2050: 109,855 · -15.6%
• By 2075: 90,486 · -30.5%
• By 2100: 70,766 · -45.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Two or more races 11% Hispanic / Latino 7% Asian 7% Black 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 4% Lithuanian 4% Romanian 3%
• Foreign-born: 10% · Philippines, Canada
• Languages at home: 86% English-only · Other Asian/Pacific 7% Spanish 4% Other Indo-European 1%

Political lean MEDSL · Calhoun

• 2024 margin: R (+14.1) · D 42.3% · R 56.4% · Other 1.3%
• 2008→2024 swing: -23.4pp toward R · 2008: 9.4pp · 2024: -14.1pp
• All cycles: 2024: R+14.1 2020: R+11.1 2016: R+12.5 2012: D+1.6 2008: D+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -116.20%
• Current HPI: 206.7754
• Rent YoY: ▲ 11.13%
• Metro: Battle Creek, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

+174.1% since first listed

24 events — show timeline

• 2026-05-01 Price Changed $191,900 MiRealSource-MiMLS
• 2026-05-01 Price Changed $191,900 REALCOMP
• 2026-05-01 Price Changed $191,900 SW Michigan MLS
• 2026-04-17 Listed $194,900 SW Michigan MLS
• 2026-04-17 Listed $194,900 REALCOMP
• 2026-04-17 Listed $194,900 MiRealSource-MiMLS
• 2022-01-03 Sold (Public Records) $143,000 Public Records
• 2021-12-21 Sold (MLS) $143,000 SW Michigan MLS
• 2021-12-21 Sold (MLS) $143,000 REALCOMP
• 2021-11-17 Pending — SW Michigan MLS
• 2021-11-17 Pending — REALCOMP
• 2021-11-09 Price Changed $142,000 REALCOMP
• 2021-11-08 Price Changed $142,000 SW Michigan MLS
• 2021-10-27 Price Changed $147,000 REALCOMP
• 2021-10-26 Price Changed $147,000 SW Michigan MLS
• 2021-10-08 Listed $142,000 MiRealSource-MiMLS
• 2021-10-08 Listed $156,500 SW Michigan MLS
• 2021-10-08 Listed $156,500 REALCOMP
• 2018-02-02 Sold (Public Records) $61,000 Public Records
• 2007-04-25 Sold (Public Records) $98,000 Public Records
• 1997-07-16 Listing Removed — REALCOMP
• 1997-07-16 Listing Removed — SW Michigan MLS
• 1997-04-23 Listed $70,000 REALCOMP
• 1997-04-23 Listed $70,000 SW Michigan MLS

Property tax history

-9.0%/yr

Latest (2025): $2,094 · -25.0% YoY. Source: county tax records.